Agricultural and Residential Zoning Districts

The AG agricultural district is intended to encourage and continue agricultural and rural uses in outlying parts of the city's zoning jurisdiction. The AG district is designed to prohibit premature and "leapfrog" development into rural areas not fully served by public facilities and to ensure that such development occurs adjacent to previously urbanized or urbanizing areas.

The DR development reserve district is intended to provide a transitional zone for the orderly conversion of land from agricultural and rural to urban uses. The DR district coincides generally with undeveloped land on the fringe of the urbanized area which has access to public facilities. However, the DR district may also apply to certain sites within central city development areas as well. It permits both agricultural and rural uses and very-low-density residential use. It assures that land is not developed prematurely or without adequate urban services.

The R1 single-family residential district is intended to provide for low-density residential neighborhoods, characterized generally by single-family dwellings on large lots with supporting community facilities. The R1 district provides for conditional approval of community facilities which generate larger quantities of traffic than residential uses. It is appropriate for established parts of the city, where it serves to preserve existing low-density environments; for newly developing, low-density neighborhoods; and for areas in which environmental considerations preclude the platting of smaller lots.

The R2 single-family residential district is intended to provide for low-density residential neighborhoods, characterized generally by single-family dwellings on relatively large lots with supporting community facilities. The R2 district provides for conditional approval of community facilities which generate larger quantities of traffic than residential uses. It is appropriate for established parts of the city, where it serves to preserve existing low-density environments; for newly developing, low-density neighborhoods; and for areas in which environmental considerations preclude the platting of smaller lots.

The R3 single-family residential district is intended to provide for moderate-density residential neighborhoods, characterized generally by single-family dwellings on medium-sized lots with supporting community facilities. The R3 district allows for several development options for single-family residential construction. It provides for conditional approval of community facilities which generate larger quantities of traffic than permitted residential uses. The R3 district is appropriate for established parts of the city, where it serves to preserve existing single-family neighborhoods while promoting development of infill housing, and for newly developing neighborhoods.

The R4 single-family residential district is intended to provide for medium-density residential neighborhoods, characterized generally by single-family dwellings on small lots and including supporting community facilities. The R4 district allows for several development options, adaptable to both infill construction in established neighborhoods and to developing areas. It provides for conditional approval of community facilities with greater traffic generating characteristics than the permitted residential use. The R4 district is appropriate for established neighborhoods in the city, particularly those exhibiting relatively small lots, and in newly developing areas.

The R5 urban family residential district is intended to provide medium-density residential neighborhoods with single-family characteristics, while allowing considerable latitude in the physical design of housing. The R5 district permits single-family residential housing, duplexes and townhouses. It is adaptable to both established and developing neighborhoods, as well as to transition areas between single-family and multiple-family development. The R5 district recognizes changes in the form of single-family housing and accommodates these changes. As with other residential zones, it requires review and conditional approval of supporting community facilities with greater traffic generating characteristics than the basic allowed residential use.

The R-WRN walkable residential neighborhood district is intended to implement the urban design element of the city's comprehensive plan by establishing site development standards that help to create more walkable neighborhoods in newly developing residential and mixed-use areas of the city. The R-WRN district permits a variety of residential housing types, ranging from single-family detached and attached, to duplex, two-family, townhouse, multi-family and assisted living. Except for areas designated as MU districts, the provisions of the R-WRN are appropriate for application to transitional areas to be developed as residential districts, whether located within the city, but undeveloped, or annexed to the city pursuant to the sanitary and improvement district process under N.R.S.A. §§ 31-727 through 31-927.

The R6 low-density multiple-family residential district is intended to provide locations for low-density multiple-family housing in the approximate range of 20 dwelling units per acre. It provides for the integration of such buildings with lower density housing types, including single-family, duplex and townhouse residential. The R6 district applies to established neighborhoods, including those where the limited conversion of large single-family houses is necessary to extend their economic life; areas in which a mix of single- and multiple-family housing is appropriate to create an urban neighborhood; transitional areas between lower and higher intensity uses; and developing multiple-family areas. The R6 district requires review and conditional approval of supporting community facilities which generate more traffic than the basic allowed residential use.

The R7 medium-density multiple-family residential district is intended to provide locations for medium-density multiple-family housing, in the approximate range of 40 dwelling units per acre. It provides for the integration of multiple-family housing with lower density housing types. In addition, the R7 district provides for the inclusion of limited office and commercial uses by special permit within principally residential developments, subject to specific standards governing land use intensity and compatibility. This allows for a mixture of compatible uses within appropriate neighborhoods. The R7 district applies to established neighborhoods where moderately high densities are appropriate, transitional areas between lower intensity and higher intensity uses, mixed use neighborhoods, and developing multiple-family areas.

The R8 high-density multiple-family residential district is intended to accommodate high-density multiple-family housing. The R8 district also provides for the inclusion of limited office and commercial uses, subject to specific standards for buffering and land use intensity. This allows for a mixture of compatible uses within appropriate high-density urban neighborhoods. The R8 district is most appropriate in centrally located areas near supporting urban services; near major institutional, employment and commercial centers; and in other areas appropriate for high-density, predominantly residential uses.

The MH mobile home residential district is intended to provide locations for mobile homes in mobile home parks, subdivisions or planned unit developments. The MH district includes standards which ensure a good quality environment for residents of mobile homes and compatibility with surrounding conventional development.